- May 6, 2026
When Amy Bishop moved into The Falls in April 2022, her lot rent was $1,235 per month.
Four years later, her lot rent has increased by 57% to $1,940 — a more than $700 increase. The real estate agent who had listed Bishop’s home in 2022, and the prior resident, had assured her that lot rent wouldn’t go up more than 5% a year, though increases were usually closer to 2.5%.
“The first year we were here, it went from the $1,235 to ... $1,525 or something like that,” Bishop said. “And I was like, ‘Holy smokes.’”
Bishop recently submitted a complaint to the Florida Department of Business and Professional Regulation about the lot rents at The Falls, and issues with the community’s management. The complaint was dismissed. Bishop was told that residents just need to be given a 90-day notice before an increase in lot rent, which also includes internet, cable, mowing and the community’s amenities.
Bishop is part of a group of residents who have been raising concerns about not only the increased lot rents, but also about conflicts with The Falls’ property management company, claiming intimidation and harassment. Many of them were helped to be organized by Coleen McMahon, a candidate for Ormond Beach City Commission Zone 1.
But on Tuesday, May 5, over 20 residents of The Falls spoke at the Ormond Beach City Commission meeting, saying that McMahon has been disparaging their community — which is located within Zone 4 — and its management on social media, as part of her political platform.
“This attack on our community has gone on long enough, and we aren’t going to let it go on without sharing our opinion, which is our right,” resident Christine Walsh said, and then directing her comments to McMahon, who was not present, added “We’re tired of it and tired of you trying to elevate your status at the expense of our community and its residents.”
In a statement to the Observer, McMahon said she is trying to help the residents who have reached out to her.
“The Falls is a beautiful community of people who deserve to feel safe and respected in their own homes,” she said. “My advocacy is for the residents who have shared firsthand accounts with me, the elderly, the disabled, our veterans, and the widowed, who describe intimidation, retaliation, and lot rent increases that have put them in financial hardship. Many residents feel they cannot safely speak publicly, which is exactly why this advocacy matters.”
McMahon has been vocal about issues at The Falls on social media, has contacted DBPR and also approached the city to ask for help regarding lot rents, property management policies and ongoing internal conflicts.
The Falls is a privately-owned manufactured housing community of about 600 homes, where residents own the title to their homes, but rent the land. It sold to the current ownership — Capital Square 1031, of Delaware — in 2020 for $123 million.
Because it is a private community, the city doesn’t have authority to regulate or intervene, as these kinds of communities are subject to state jurisdiction — namely, Chapter 723 of the Florida Statutes.
Matters under state purview include lot rents and landlord-tenant relationships, and the law further states that “every unit of local government is prohibited from taking any action, including the enacting of any law, rule, regulation, or ordinance, with respect to the matters and things hereby preempted to the state.”
This was echoed by City Manager Joyce Shanahan at Tuesday’s meeting.
“We’re really limited on what we can do,” she said.
Shanahan said she was sorry for what the residents are going through.
“Social media can be a vile, ugly thing, and it’s a shame when somebody takes to social media to disparage the community, when we clearly have a room full of individuals here tonight that speak lovingly of their neighbors and speak highly of the management of The Falls,” she said.
A cap on lot rent would need to come from the state. In 2022, Orange County attempted to enact a rent stabilization ordinance; this was struck down by a federal judge, said City Commissioner Harold Briley, who represents Zone 4.
“I would guess, if there were true concerns of these issues from The Falls, I would hear from someone in The Falls,” Briley said. “I’ve not received any emails or phone calls or anything from residents of The Falls. So I’m glad to hear from them tonight.”
Some residents have accused management’s employees, volunteers and security of elder abuse and harassment in recent months.
However, according to Ormond Beach police, while officers have responded to one suicide call in the last three years, there have been no disturbances or trespass reports involving the management of The Falls within the last year
Local attorney Erum Kistemaker, who specializes in real estate law, said that while state law doesn’t implement a cap on lot rent increases, it does create a mechanism to challenge them.
In 2024, Gov. Ron DeSantis signed House Bill 613 into law, which amended the mediation framework regarding lot rent increases.
Kistemaker said she doesn’t see the state implementing legislation to place a cap on lot rent increases anytime soon. The underlying issue, she said, is citizens not being knowledgeable of what they’re buying when purchasing a home in a manufacturing home community, and not seeking legal counsel before such a big purchase.
“Most of the owners should be well aware of what they’re getting into,” she said. “It’s spelled out really well, number one in the statute, as well as in their governing documents, and if they don’t understand them — that’s the concern.”
And many of the residents who spoke at Tuesday’s meeting said they knew what purchasing a home in The Falls entailed.
Resident Jim Bliss said that when he and his husband moved to Florida, they looked at many manufactured home communities in the area.
“We decided on The Falls because it was and is the most beautiful park in the area — well maintained, well managed — and, honestly, the other ones that we looked at were basically treeless parking lots,” Bliss said. “... Their lot rents might have been less, but you do get what you pay for.”
When it comes to lot rents, resident Catherine Vitale said The Falls is comparable with other manufactured home communities located in coastal areas. Lot rents in Bear Creek and Aberdeen are less, she said, but their homes are also typically more expensive.
The cost of living — gas, medications, utilities — is up, she added, but it’s not a problem McMahon can solve for them.
“Seniors need help, not the kind of help that she’s giving us,” Vitale said.
McMahon had previously heard “rumblings” about issues at The Falls, but it wasn’t until early February that she heard firsthand accounts from residents and family members. She then contacted Aaron Baker, a candidate for Florida’s 6th congressional district, and the two began to work on how to help.
They held a meeting on Feb. 5 for residents of The Falls to voice their concerns.
“About 30 residents showed up, and they just told us their stories about everyday life,” Baker said.
One of the stories shared was that of Sherry Wiggins, whose mother died on Dec. 31, 2025. As the family was spending their final moments with her that day, they received a phone call from The Falls’ office manager stating that Wiggins and her husband needed to report back to the office to supply their ID. When her father explained the family was saying goodbye to his wife, Wiggins said they received a rude response and were threatened that her father would be evicted.
So Wiggins left her mother’s bedside to submit their information to the office in person. Upon their return, Wiggins said her mom died 12 minutes later.
“They took the last 45 minutes of me being with my mom away from me, which is something that I will never, ever, ever forgive or forget,” Wiggins said.
Joanne Rowell’s father moved into The Falls in 2022. The lot rent was $1,100.
Her father died in July 2025 at 71 years old. His lot rent had increased to about $1,800 a month at the time of his death, which Rowell attributes to the stress of being unable to keep up with rising expenses.
“It killed him,” she said. “How are you going to afford a $700 a month increase in three years for somebody that’s retired? They can’t do that to 55-and-up people.”
Wiggins, Rowell and Bishop are part of a resident committee organized by McMahon to help bring attention to the issues in the community.
After listening to the residents, Baker said he and McMahon knew they “had a cause that really needed to be ironed out.” So, they contacted the state.
In a complaint to DBPR, McMahon listed a slew of concerns reported by residents, including “improper pass-through charges”; violations on rent-increase notices; unclear written disclosures on the community’s amenities, fees and utilities; and fear of retaliation and intimidation by The Falls.
In late February, residents were notified that they would be responsible for an insurance assessment fee. The $227.42 fee would be paid over the next six months, at a monthly amount of $37.90, beginning June 1.
This followed a previous charge for homeowners of $94.80, up from $87.62, starting in January 2026 as a pass-on charge for property taxes. Residents also were asked to pay a one-time charge of $75.49 on March 1.
As on Tuesday, May 5, there 63 homes within The Falls listed for sale on Zillow — from $12,900 to $57,900. Lot rents vary, but many are advertised at about $1,500.
The DBPR dismissed McMahon’s complaint, citing lack of evidence and documentation to support the allegations.
“If you’re talking about somebody that didn’t check in at the office and their wife is dying, is there any law on the books for that? No, there’s no law on the books for that,” Baker said. “It’s just simple human compassion, and when you’re dealing with residents that average over 70 years old, I think the level of compassion has to be held to a much higher standard.”
In an email responding to the DBPR’s finding, shared with the Observer, McMahon said the agency’s conclusion “is not supported by any investigative record, and this answer will not suffice.” McMahon cited a lack of a site visit, interview with residents and complainants, lack of document requests to management, meeting with the community manager, and no statutory analysis under Chapter 723.
“A case cannot be declared compliant when zero investigative steps were taken,” she said.
Wiggins’ father bought his home in The Falls as his retirement home. Now 83 years old, he and his late wife bought their home about seven years ago. Lot rent was about $1,000.
His lot rent will be increasing to $1,890 at the end of September, Wiggins said. She and the resident committee, she said, are working to make the community safer for the residents.
“There’s no reason that they shouldn’t feel safe in their own home,” Wiggins said. “We’re doing everything that we can to get the lot rent stable to where it’s something that they can afford to stay in their home.”
The Falls is a beautiful community, Rowell said. But it shouldn’t be marketed as a retirement community.
“My dad had very good memories in there, but it’s not practical for anybody that is retiring,” she said. “It’s not practical for the average person, much less someone that’s living on a fixed income.”
Bishop is a retired elementary school principal secretary. The lot rent has increased so much that she had to go back to work to afford groceries, she said.
“When my husband and I moved down here, we were making $3,000 a month,” she said. “We thought that that would be plenty. We sold our house. We were going to buy our house and live the rest of our lives down here. I can’t even afford to die down here now.”
Residents who spoke at the City Commission meeting all spoke favorably about The Falls and its management. They spoke of neighbors helping neighbors, invited commissioners to attend their “Hot Dog Mondays” and said that what is being published on social media isn’t representative of their community.
“The Falls is more than just a place to live,” resident Joann Carney said. “It’s a community where kindness and respect are part of every day, where people look out for one another and where comfort and safety matters. It’s home.”
McMahon said in her statement that she respects that some residents view things differently from those who have shared concerns with her.
“My concerns are with management practices, not with the community itself. The questions raised in my formal complaints to DBPR, FDACS (Florida Department of Agriculture and Consumer Services), and state officials are not opinions, they are about whether Florida law was followed,” she said. “Those investigations remain open and ongoing.”
Commissioners thanked residents for speaking Tuesday night.
“It’s very unfortunate that this is caught up is a political theater, if you will,” Commissioner Travis Sargent said. “That’s the only way I can explain it. I think it’s absurd that someone wants to be a public servant and tears things down, where people can put out whatever they want and have no validity behind it. It happens to us, and unfortunately, it’s happened to you. We sign up for it. Y’all do not deserve it.”
The Observer reached out to The Falls community manager for comment, but did not receive a response in time for publication.
